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25/90421/B
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PLANNING OFFICER REPORT AND RECOMMENDATIONS
Application No. : 25/90421/B Applicant : Tesco PLC Proposal : Erection of canopies for click and collect facility (retrospective) Site Address : Tesco Store Lake Road Douglas Isle Of Man IM1 5AF
Planning Officer: Peiran Shen Photo Taken : Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Permitted Date of Recommendation: 27.11.2025 __
Conditions and Notes for Approval C : Conditions for approval N : Notes attached to conditions
C 1. The buildings are only to be used for "Click and Collect" services. Within 12 month of such use ceases, the buildings hereby approved shall be removed and the land restored to its former condition in accordance with details to be submitted to and approved in writing by the Department.
Reason: The proposal is for a click and collect service and the application is only assessed for such use. Other uses would require a new application.
This application has been recommended for approval for the following reason. The proposal is considered to have no adverse impact on the character of the area, parking or suffer from unacceptable flood risk. It is considered to comply with General Policy 2 and Environment Policy 13 of the Strategic Plan
Plans/Drawings/Information;
This approval relates to the documents and drawing no. 01_2396_01A, 02_2396_02A, 02_2396_02B, 02_2396_02C, 03_2396_03A, 02_2396_02D, bollards details, which have all been received on 21st August 2025.
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Right to Appeal
It is recommended that the following organisations should NOT be given the Right to Appeal: Douglas Borough Council - No objection DoI Highway Services - No objection __
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25/90421/B
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Officer’s Report
1.0 THE SITE 1.1 The site is the Tesco store, Lake Road, Douglas, a superstore with large car parks.
2.0 THE PROPOSAL 2.1 This application seeks retrospective approval for the removal of 13 car parking spaces to create a collection point for online shoppers. The collection point consists of two canopies over driveways. The proposal also includes the installation of new bollards to separate the new area from existing parking spaces 2.2 Each canopy is approximately. 7.2m long, 4.9m wide and 3.7m high. It has four poles and a red arced canopy on top. The bollards are approx. 1.3m high.
3.0 PLANNING HISTORY 3.1 There is no previous application considered materially relevant to this application.
4.0 PLANNING POLICY Site Specific 4.1 The site is within an area designated as Mixed Use (Riverside Gateway) in the Area Plan for the East. 4.2 The site is within an area designated as having a high likelihood for tidal, fluvial and surface water flood. Strategic Policy 4.3 The Isle of Man Strategic Plan 2016 contains the following policies that are considered materially relevant to the assessment of this current planning application: o General Policy 2 (b) (c) (g) (h) (l) o Environment Policy 10, 13 PPS and NPD 4.4 No planning policy statement or national policy directive is considered materially relevant to this application.
5.0 OTHER MATERIAL CONSIDERATIONS Strategy and Guidance 5.1 There is no strategy or guidance considered materially relevant to this application.
6.0 REPRESENTATIONS 6.1 Douglas City Council has no objection to this application (08.09.2025). 6.2 DoI Highway Services does not oppose this application (02.09.2025). The comment states there is no significant negative impact upon highway safety, network functionality and/or parking, as there is enough parking on-site for customers with the removal of parking for the click and collect facility.
7.0 ASSESSMENT Elements of Assessment 7.1 The key considerations of this application are its impact on the character and streetscene of the area, parking provision and flood risk. Character and Streetscene 7.2 The car park and Tesco are of a practical character. The proposed canopies are small compared to the car park and the superstore. Their design is not considered to harm the character of the area. 7.3 The canopies are visible to the public. Given 7.2, it is not considered to harm the streetscene. Parking Provision 7.4 As there is no objection from highway services, the proposal is considered to have an acceptable impact on parking provision within the area.
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25/90421/B
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Flood Risk 7.5 The canopies are small enough in size that a flood risk assessment is not considered necessary for them. They are considered to have little or no harm when subjected to flooding.
8.0 CONCLUSION 8.1 The proposal is considered to have no adverse impact on the character of the area, parking or suffer from unacceptable flood risk. Therefore, it is considered to comply with General Policy 2 and Environment Policy 13 of the Strategic Plan and is recommended for an approval.
9.0 RIGHT TO APPEAL AND RIGHT TO GIVE EVIDENCE 9.1 The Town and Country Planning (Development Procedure) Order 2019 sets out the process for determining planning applications (including appeals). It sets out a Right to Appeal (i.e. to submit an appeal against a planning decision) and a Right to Give Evidence at Appeals (i.e. to participate in an appeal if one is submitted). 9.2 Article A10 sets out that the right to appeal is available to: o applicant (in all cases); o a Local Authority; Government Department; Manx Utilities; and Manx National Heritage that submit a relevant objection; and o any other person who has made an objection that meets specified criteria. 9.3 Article 8(2)(a) requires that in determining an application, the Department must decide who has a right to appeal, in accordance with the criteria set out in article A10. 9.4 The Order automatically affords the Right to Give Evidence to the following (no determination is required): o any appellant or potential appellant (which includes the applicant); o the Department of Environment, Food and Agriculture, the Department of Infrastructure and the local authority for the area; o any other person who has submitted written representations (this can include other Government Departments and Local Authorities); and o in the case of a petition, a single representative.
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I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.
Decision Made : Permitted
Date: 28.11.2025
Determining Officer
Signed : C BALMER
Chris Balmer
Principal Planner
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